Culverted watercourse - building extension near it
Discussion
We are in the process of buying a property with a culverted watercourse running through the garden.
We wish to build an extension to the property which will take it within a short distance of it - within 2-3m or so.
https://www.gov.uk/guidance/owning-a-watercourse#g...
Anyone else done this? what hoops were required? Have reached out to local planning team via email.
We wish to build an extension to the property which will take it within a short distance of it - within 2-3m or so.
https://www.gov.uk/guidance/owning-a-watercourse#g...
Anyone else done this? what hoops were required? Have reached out to local planning team via email.
Permit: https://www.gov.uk/guidance/flood-risk-activities-... where you'll have to demonstrate that your proposal and methods won't increase risk of flooding or pollution. This can be straightforward if a small job.
The age and condition of the culvert should also be considered. You may need to get someone in to assess the culvert. If they find it's falling apart, digging foundations nearby would probably be a bad idea and you'd need to repair the culvert first.
The age and condition of the culvert should also be considered. You may need to get someone in to assess the culvert. If they find it's falling apart, digging foundations nearby would probably be a bad idea and you'd need to repair the culvert first.
Edited by xx99xx on Friday 18th September 06:55
Lotobear said:
Safe as houses!
The culvert, from what we can establish from planning application condition 5 submission deals with maximum 2.5l/s (100 year storm+40%) . This is three houses worth of rainwater from the roof's. This equates, without actually going and pulling up the inspection hatches to be probably at most a 450mm culvert pipe draining some 200m away in a minor ordinary watercourse.
Is it possible to divert the culvert? Anyone had experience of this? and cost? Inspection hatches within the garden, so in theory it's possible to re-route with straight pipes and 45 degree bends freely - but obviously this needs planning and land drainage consent.
I am trying to get a drain person to stick a CCTV camera down it and determine diameter, quality, condition, and type of pipe material in use.
Is it possible to divert the culvert? Anyone had experience of this? and cost? Inspection hatches within the garden, so in theory it's possible to re-route with straight pipes and 45 degree bends freely - but obviously this needs planning and land drainage consent.
I am trying to get a drain person to stick a CCTV camera down it and determine diameter, quality, condition, and type of pipe material in use.
Having previously lived with an ever so quiet babbling stream 6-8" deep next to our garden
and within 2mts of the corner of our house,
I am very glad to have moved
the same babbling stream after constant rain and storms on Exmoor
turned into a raging torrent 5-6' deep that would wash away cars.
we were lucky there was a retaining wall on the property boundary
but another 2 ft and it would have been breached.
My advice is find somewhere else.
and within 2mts of the corner of our house,
I am very glad to have moved
the same babbling stream after constant rain and storms on Exmoor
turned into a raging torrent 5-6' deep that would wash away cars.
we were lucky there was a retaining wall on the property boundary
but another 2 ft and it would have been breached.
My advice is find somewhere else.
My house has an extention that goes over a culvert pipe. Well to be fair the edge of the house is just over the nearest edge of the culvert, with some steel beams going over the top to provide the required support. Trench foundations under all of that on both sides of it, 2.5 m deep I believe.
We had some correspondence back and forth with the council planners and EA to get permission I recall.
We had some correspondence back and forth with the council planners and EA to get permission I recall.
Edited by Last Visit on Friday 18th September 17:31
V40TC said:
Having previously lived with an ever so quiet babbling stream 6-8" deep next to our garden
and within 2mts of the corner of our house,
I am very glad to have moved
the same babbling stream after constant rain and storms on Exmoor
turned into a raging torrent 5-6' deep that would wash away cars.
we were lucky there was a retaining wall on the property boundary
but another 2 ft and it would have been breached.
My advice is find somewhere else.
You have to be practical too, a 450mm diameter pipe running through the garden isn't really the danger is it.and within 2mts of the corner of our house,
I am very glad to have moved
the same babbling stream after constant rain and storms on Exmoor
turned into a raging torrent 5-6' deep that would wash away cars.
we were lucky there was a retaining wall on the property boundary
but another 2 ft and it would have been breached.
My advice is find somewhere else.
have a look at where the pipe comes out into the main water course and see if there is a route between the two that isn't through your house and garden as in reality in times of flood the culvert will back up when it reaches full capacity and the water that is unable to get down the drain will flow downhill.
I am not trying to be dismissive of what you are saying as I have exactly the same as what you described above and I have seen the quiet little stream fill a 600mm pipe which runs under a field access gate at full bore but that's not what the OP has.
MK1RS Bruce said:
V40TC said:
Having previously lived with an ever so quiet babbling stream 6-8" deep next to our garden
and within 2mts of the corner of our house,
I am very glad to have moved
the same babbling stream after constant rain and storms on Exmoor
turned into a raging torrent 5-6' deep that would wash away cars.
we were lucky there was a retaining wall on the property boundary
but another 2 ft and it would have been breached.
My advice is find somewhere else.
You have to be practical too, a 450mm diameter pipe running through the garden isn't really the danger is it.and within 2mts of the corner of our house,
I am very glad to have moved
the same babbling stream after constant rain and storms on Exmoor
turned into a raging torrent 5-6' deep that would wash away cars.
we were lucky there was a retaining wall on the property boundary
but another 2 ft and it would have been breached.
My advice is find somewhere else.
have a look at where the pipe comes out into the main water course and see if there is a route between the two that isn't through your house and garden as in reality in times of flood the culvert will back up when it reaches full capacity and the water that is unable to get down the drain will flow downhill.
I am not trying to be dismissive of what you are saying as I have exactly the same as what you described above and I have seen the quiet little stream fill a 600mm pipe which runs under a field access gate at full bore but that's not what the OP has.
There does not appear to be any wider implications for it to get any worse.
Going to get a drainage survey and define exactly where in the garden it actually is. This may mean i can build near or next to it without moving it - subject to council approval.
It seems that talking to a couple of drainage engineers that it's possible to move it, but at cost, and at the whim of the council. You also run the risk of them possibly wanting the culvert to be unearthed.
All in all, headache and something to think about.
dhutch said:
Safe as houses!
Really bad time for all of the residents of the apartments, that. I believe the Duke of Northumberland had to raid his piggy bank to pay for the culvert repairs.
cmvtec said:
I have a friend who lived in Spencer Court at that time. She lived in the other block that wasn't left so exposed but was still ultimately demolished. It's now a garden. The block to the left in the above photo.
Really bad time for all of the residents of the apartments, that. I believe the Duke of Northumberland had to raid his piggy bank to pay for the culvert repairs.
He was probably ruing the day he let his wife spaff all the money of silly gardens, fountains and treehousesReally bad time for all of the residents of the apartments, that. I believe the Duke of Northumberland had to raid his piggy bank to pay for the culvert repairs.
Lotobear said:
cmvtec said:
I have a friend who lived in Spencer Court at that time. She lived in the other block that wasn't left so exposed but was still ultimately demolished. It's now a garden. The block to the left in the above photo.
Really bad time for all of the residents of the apartments, that. I believe the Duke of Northumberland had to raid his piggy bank to pay for the culvert repairs.
He was probably ruing the day he let his wife spaff all the money of silly gardens, fountains and treehousesReally bad time for all of the residents of the apartments, that. I believe the Duke of Northumberland had to raid his piggy bank to pay for the culvert repairs.
cmvtec said:
Lotobear said:
cmvtec said:
I have a friend who lived in Spencer Court at that time. She lived in the other block that wasn't left so exposed but was still ultimately demolished. It's now a garden. The block to the left in the above photo.
Really bad time for all of the residents of the apartments, that. I believe the Duke of Northumberland had to raid his piggy bank to pay for the culvert repairs.
He was probably ruing the day he let his wife spaff all the money of silly gardens, fountains and treehousesReally bad time for all of the residents of the apartments, that. I believe the Duke of Northumberland had to raid his piggy bank to pay for the culvert repairs.
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